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Planning Commission Resolution No. 536-98 April 1, 1998 • Page 3 It is hoped that in the long run, property values will increase with the introduction of a lower-intensity neighborhood commercial use at the corner of the most traveled intersection of the City. The positive impact to the City's tax base will serve to lessen the tax burden to residential properties across the City. Goal 4. Ensure community development is compatible with features of the natural environment and is accommodated without destroying desirable environmental features and natural amenities. Other than a few mature trees present on the subject properties, there are no natural environmental features or amenities that will be threatened or degraded as a result of the proposed development. The plans for development will include a system for capturing stormwater run-off for the subject properties which should improve conditions for properties immediately adjacent to the development. In so doing, the quality of the stormwater that now runs untreated into the City's sewer system will be significantly improved. Goal 5. Prevent development which is not accompanied by a sufficient level of supportive services and facilities (utilities, parking, access, etc.) • The properties are located on Highway 10, a principal arterial and the major thoroughfare in Mounds View, and County Road I, a minor arterial street. While adequate opportunity for access to the development is available to County Road I, access may not be possible onto Highway 10 because of the limited highway frontage. The Minnesota Department of Transportation (MnDOT) will need to review and approve any requests for access onto Highway 10. Water, sanitary sewer, storm sewer, gas and electric lines are available. Comments from the Blaine/Spring Lake Park/Mounds View Fire Department regarding access to the subject properties as well as to the properties on a dead-end Eastwood Road indicate that as long as there is a sufficient turning radius at the end of the cul-de-sac, no reduction in the level of service or response time would be expected. The parking requirements would be examined during the development review. WHEREAS, the Planning Commission makes the following additional findings that the proposed amendment is consistent with the commercial goals and policies contained in the Comprehensive Plan as follows: Goal 1. Commercial development shall be considered in order to provide a broad tax and expanded employment base within Mounds View. Redesignating the subject properties to allow for the development of a specific neighborhood • commercial use will increase the City's tax base ten-fold and create 35 positions, more than